Retail Condo Suite with High
For Sale
$375,000
6200 Hillside Rd Ste 400, Amarillo, TX 79109
Flexible commercial suite with private office, changing areas, restroom, and rear plumbing for a potential kitchenette.
Property Size2,280 SF
Days on Market167
Property Features for 6200 Hillside Rd Ste 400
General Information
Standard status
Active
Size
2,280 SF
Class
C
Property subtype
Street Retail
Amenities
open floor plan
high ceilings
spacious dressing room
private office
rear workspace with plumbing
restroom
functional back-of-house space
shared parking
storefront visibility
Building Details
Building Size
2,280 SF
Year Built
2008
Tenancy
Single
Properties For Sale
at 6200 Hillside Rd Ste 400 Contact us- Size
- 2,280 SF
- Lease Type
- Modified Gross
6200 Hillside Rd, Suite 400
Listing Agency:
Gaut Whittenburg Emerson Commercial Real Estate
(806) 670-0328
Listed By:
Sheril Blackburn
(806) 670-0328
Source:
Thebrokerlist
Added: Mar 16
Changed: Aug 29
Last Checked: Aug 29 at 4:42PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Gaut Whittenburg Emerson Commercial Real Estate
Investment Insights
Based on property information with market context.
This retail condominium suite offers a flexible interior centered on a broad customer-facing sales area with elevated ceilings. The layout also includes a private office, a restroom, multiple changing areas, and rear support space with plumbing that could accommodate a break area or kitchenette. These improvements support a range of permitted retail and service applications, including boutique merchandise, specialty retail, gift sales, and showroom-oriented office use.
The property is located at 6200 Hillside Rd Ste 400 in Amarillo, along Hillside Road within a shared retail condominium development. Common parking serves the project, and adjacent and nearby businesses include Great Clips, Amarillo Cigar Company, and NobiliTea. Region 16 Education Service Center, Toot’n Totum, and a tire center under construction at Hillside and Bell are also identified in the surrounding area.
Condominium rules prohibit salons, nail spas, and Thai food restaurants. The building was constructed in 2008.
The property is located at 6200 Hillside Rd Ste 400 in Amarillo, along Hillside Road within a shared retail condominium development. Common parking serves the project, and adjacent and nearby businesses include Great Clips, Amarillo Cigar Company, and NobiliTea. Region 16 Education Service Center, Toot’n Totum, and a tire center under construction at Hillside and Bell are also identified in the surrounding area.
Condominium rules prohibit salons, nail spas, and Thai food restaurants. The building was constructed in 2008.
Key Highlights
- Retail condominium suite at 6200 Hillside Rd Ste 400, Amarillo, TX 79109
- Open sales area with high ceilings and multiple changing areas
- Private office, restroom, and rear workspace with plumbing for a potential kitchenette
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,025
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.87%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$440,500
$440.5K
Cap Rate 7%
$314,643
$314.6K
Cap Rate 9%
$244,722
$244.7K
Market Conditions
NOI Build-Up for 2,280 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$34.2K $15.00/SF
− Vacancy
−$2.7K −$1.20/SF
EGI
$31.5K $13.80/SF
− OpEx
−$9.4K −$4.14/SF
NOI
$22.0K $9.66/SF
Area
Amarillo, TX
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$440,500
Cap Rate 7%
$314,643
Cap Rate 9%
$244,722
Alternative Uses
Best Use
Retail
$314.6K
$275.3K – $367.1K
NOI $22,025 @ 7.0% cap · market cap 5.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$509.1K
$445.4K – $593.9K
NOI $35,634 @ 7.0% cap · market cap 9.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
Explore this area
Business Placement
Demographics for 79109, TX
42,509
Population
20,308
Households
2.1
Avg Household Size
39
Median Age
33%
College-Educated
93%
High-School Grad
10.3 sq mi
ZIP Area
4,127
Density / Sq Mi
$68,579
Median Household Income
$41,410
Median Earnings
$945
Median Rent
$217,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible commercial suite with private office, changing areas, restroom, and rear plumbing for a potential kitchenette.
Where is this retail space located?
The property is located at 6200 Hillside Rd Ste 400 Amarillo, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Retail condominium suite at 6200 Hillside Rd Ste 400, Amarillo, TX 79109; Open sales area with high ceilings and multiple changing areas; Private office, restroom, and rear workspace with plumbing for a potential kitchenette
